A.
1.
2.
3.
Development Permit Area criteria – suggested from OCP
Highway Commercial
Downtown
Wildfire interface
B. Consider:
1. Environmentally sensitive areas – Buck Creek and Bulkley river
Area B 1. Development Permit Area – Environmentally sensitive areas
Designation
The Watershed Management Development Permit Area is designated under Section
919.1 (1)(a) of the Local Government Act - protection of the natural environment.
Area. Development Permit Area A is divided into two categories A (1) Buck Creek
and Bulkley River (2)
Buck Creek as shown on Schedule ______ – Development Permit Areas – needs
modification in the OCP
Background
Protecting Buck Creek and Bulkley River and their watersheds ensures that existing
and potential water sources are not degraded. The water courses require protection
from pollution and siltation to maintain water quality. The purpose of this
development permit area is to maintain the integrity of the natural environment.
Policies
All works within the Development Permit Area shall require a development permit.
All development permits shall comply with the following policies:
1. Land clearing or alteration within 30 metres of a Riparian Area is subject to
an environmental review from a Qualified Environmental Professional (QEP)
prior to any works being conducted. Riparian areas are determined from as
the area 30 meters landward from the ordinary high water mark of the water
courses. Buffer width averaging or other tools may be specified by the QEP.
2. No septic tank, drainage field or deposit field should be constructed in any
portion of the watershed draining into Buck Creek or Bulkley River.
3. Alteration of natural drainage in the watershed should result in no net
increase of runoff into the watercourses.
4. Development should not result in storm water run-off entering the
watercourses. To this end, a storm water management plan will be required
prior to any works being conducted.
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Watershed means all of the water and all of the land that drains into a common
catchment area.
Riparian Areas Regulation B.C. Reg. 376/2004 (RAR) means regulations established
to protect riparian areas from development so that the areas can provide natural
features, functions and conditions that support fish life processes.
Area A 2. Development Permit Area B - Downtown Revitalization
Development Permit Area
Designation
The Downtown Development Permit Area is designated under Section
919.1 (1) (d) of the Local Government Act - revitalization of an area in which
commercial use is permitted.
Area
Development Permit Area is as shown on SCHEDULE J – Development Permit
Areas.
Background
Downtown is the commercial core of the community. The City, wishes to continue
working with property owners and businesses to accentuate downtown form and
character, and maximize smart growth principles contained in the OCP.
The Downtown and Highway Commercial areas are tourist destinations that
highlight the history, social fabric and commercial sector of Houston. The purpose
of this development permit area is to ensure new development adheres to
standards of high quality and celebrates the robust character of the citizens of
Houston.
Multi-family & Mixed-Use developments are interspersed throughout the downtown.
Within the downtown permit area it is important to ensure that proposed
multifamily residential and mixed-use developments are compatible with and
contribute to the form and character of the surrounding neighbourhood.
Policies
All works within the Development Permit Area shall require a development permit.
All development permits shall comply with the following policies.
1. The development of new buildings and renovations to existing buildings
should be sympathetic to the scale, mass, materials and colours found in
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traditional wood structures and buildings, without being imitational. Buildings
should engage the street with a positive pedestrian presence, reducing or
eliminating car, delivery or parking dominated elements; and consistent with
the urban fabric already at the Leisure center and amphitheater.
2. Site furnishings, lighting, brick work and other materials should be designed
to be compatible with materials currently in place to reinforce continuity of
character, to soften the visual effect of the streetscape and to promote
comfort for pedestrians.
3. Soft landscaping (trees, shrubs, ground covers and flowers) should be of
species compatible with the District’s climate conditions, while meshing with
District street landscaping plans and character to reinforce continuity of
character.
4. Parking areas should not be located at the front of buildings. Underground
parking and parking / service areas at the rear of buildings are strongly
encouraged.
5. Parking areas and service areas should be screened and landscaped.
Consideration should be given to ease of pedestrian access as well as
vehicular access when designing parking areas (see Sustainability checklist
and parking bonusing elsewhere in the zoning bylaw).
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6. Recycling and garbage bins should be screened from view and located in
alleyways and beautified to soften their industrial appearance.
7. Canopies over sidewalks are encouraged to enhance the pedestrian
streetscape and provide weather protection.
8. Where a development is proposed in an area designated Development Permit
Area conditions with respect to the form and character of the building can be
imposed on a mixed use building to enhance the characteristics of the multifamily component.
a. Building setbacks and materials proposed should reflect characteristics
consistent with the surrounding land use context and improve, not
detract from, the unique qualities of the neighbourhood.
b. Development should minimize impacts to surrounding land uses,
particularly existing single-family residences. Use of shielded lighting,
fencing, building orientation, underground parking, building variation,
open space and other mechanisms is encouraged to maximize privacy
and minimize adverse impacts.
c. Multiple family buildings should respect the scale and height of
adjacent buildings. Consideration should be given to varying building
heights, and lowering heights adjacent to single family residences to
ensure the buildings fit into the neighbourhood context and provide a
pedestrian scale along the street frontage.
d. Numerous, small buildings are preferred to one large building. Long,
continuous facades with no variation are strongly discouraged. Visual
interest should be created by varying height, rooflines and massing
throughout the site.
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e. New buildings should be orientated to maintain existing mountain
views from the site and utilize passive solar power by maximizing
sunlight penetration into the building.
f. Roof forms should be compatible with surrounding development and
achieve the effect of a residential building. Steeply-pitched roofs are
encouraged, as they are an identifiable feature of our community.
Area A 1 - Development Permit – Highway Commercial
Designation
The Development Permit Area is designated under Section 919.1(1)(f) of the Local
Government Act - establishment of objectives and the provision of guidelines for
the form and character of commercial, industrial or multi-family residential
development.
Area
Highway #16 corridor as noted on Schedule J of the Official Community Plan.
Background
Highway #16 is the primary linkage road from the eastern and western access to
the downtown, leisure center, and amphitheater. These areas should direct visitors
to the downtown and complement the pedestrian feel of downtown with access to
recreation, shopping, and mixed residential/commercial uses.
The purpose of this Development Permit Area is to create a continuous, high quality
travel corridor to the downtown and begin to establish a sense of arrival into and
exiting from the District.
Policies
All works within the Development Permit Area shall require a development permit.
All development permits shall comply with the following policies.
1. The form and character of new buildings and renovations to existing buildings
should project a high quality image which compliments the downtown. The
form and character are established and informed by the policies set out as
follows.
2. In terms of scale, massing, materials and colours, buildings should be
integrated into their immediate land use context and be complementary to
the small scale mixed materials (e.g. stone, wood, and brick with interesting
articulation) and features.
3. Development should minimize impacts to surrounding land uses, particularly
existing single family residences. Use of shielded lighting, fencing, building
orientation, underground parking, building variation, open space and other
mechanisms is encouraged to maximize privacy and minimize adverse
impacts.
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4. Development should incorporate design elements which complement the
downtown. Such elements may include building features and detailing such
as cornices, parapets and canopies, site furnishings, lighting, walkways, brick
work, landscaping and other features.
5. Parking areas should not be located at the front of buildings. Underground
parking and parking / service areas at the rear of buildings are strongly
encouraged.
6. Parking areas and service areas should be screened and landscaped.
7. Consideration should be given to ease of pedestrian access as well as
vehicular access, when designing parking areas.
8. Recycling and garbage bins should be screened from view and located in
alleyways.
9. Soft landscaping (trees, shrubs, ground covers and flowers) should be of
species compatible with Houston’s climate conditions, existing Houstonmaintained landscaping and the character of the existing features of the
streetscape in order to reinforce continuity of character.
10.All signage shall comply with Sign Bylaw and Guidelines set out in the
Appendix to the Sign Bylaw.
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Area A 3 – Wildfire interface hazard protection
Designation
The Development Permit Area is designated under Section 920 - 7.1 (c) and (d) of
the Local Government Act - in relation to wildfire hazard, include requirements
respecting the character of the development, including landscaping, and the siting,
form, exterior design and finish of buildings and other structures; … (and) establish
restrictions on the type and placement of trees and other vegetation in proximity to
the development.
Area
Wildfire interface mapping is designated on Schedule K of the OCP.
Background
The Firesmart manual was developed to provide guidelines to individuals,
communities and planners on how to reduce the risk of loss from interface fires.
The following is a summary of these guidelines related to development planning
and need to be guided by development review with direct input from the fire chief.
1. All development stands within 100m of planned structures or infrastructure
must be assessed by a Professional Forester with experience developed and
submitted to the District for review.
2. This plan should include specifications for fuel treatments to ensure a
defensible space is established around the development.
3. It should address suppression constraints including access and water
requirements, construction and landscaping standards and long term
maintenance. A summary of these principles follow:
a. A responsible development plan should consider prevention of two
types of wildfire interface scenarios. The first is that of a wildfire
starting in the forest and spreading into the interface community, the
second is that of a fire starting from human activity in the urban
environment and spreading into the adjacent forest.
b. Responsible development planning must consider the prevention of
both scenarios in the short and long term. Short-term measures during
the construction phases include the prevention of potential ignition
sources and ensuring suppression resources are available in case of a
wildfire. Long-term planning includes the strategic placement of
structures and roads within the development, as well as treating
interface fuels to reduce the fire behaviour, potential and creating
defensible spaces around structures within the interface.
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c. Planners, architects and developers should consider the risk from
wildfire during the planning and design phases of a development since
factors such as the location of alternate water sources, road access
and hydrant location may have a major influence on the overall
design.
d. An overview of the general guidelines and recommendations within the
Firesmart Planner are in the Firesmart guidelines and should be
considered as the minimum standard any new development proposed
within the wildland Fire Hazard development Permit Area.
Firesmart Policies
A. Vegetation Management
1. Firesmart recommends treatments around structures in three ‘priority
zones’. Treatments in these zones involve fuel removal, fuel reduction,
and fuel conversion. The objective in these zones is to create ‘defensible’
space around a home from which to suppress a wildfire. Survivability of a
home is often dependent on the distance from the structure to the
adjacent forest.
2. Detailed goals and treatments can be found in the Firesmart manual in
chapter 3. Priority zones are based on distance from the structure, and
the slope below the structure, and are defined as:
a. Priority Zone 1 (within 10 m from structures): Remove fuel and
convert vegetation to fire resistance species to produce an
environment that does not support combustion.
b. Priority Zone 2 (10 to 30 m from structures): Increase fuel
modified area by reducing flammable vegetation through thinning
and pruning and produce an environment that will only support
low-intensity surface fires
c. Priority Zone 3 (30 to 100 m+ from structures): Eliminate the
potential for a high-intensity crown fire through thinning and
pruning, thereby slowing the approach of a fire approach towards
structures.
d. The area within 30 meters of the structures (priority zones 1 and 2)
should be treated heavily enough to create a defensible space
between the structures and the adjacent stand.
e. Treatments in priority zone 3 need not be as intensive as those
adjacent to the structures but should still reduce the potential for a
crown fire under 90th percentile weather conditions.
f. The slope of the terrain has a strong influence on fire behavior. the
rate of spread (ros) of a fire doubles for every 30% increase in
slope, up to 60%. The recommended treatment zone distances
around structures should be adjusted accordingly. Steeper slopes
should be treated to a further distance, thinning should be to a
lower density and pruning height should be higher.
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g. Typically, slopes of 30% below buildings should have the priority
zone 2 extended to 60 m below the structure and to 45 m side
slope.
h. On a 55% percent slope, priority zone 2 should be extended to 120
m down slope of the structure and 60 m horizontal.
Priority Zone 1-Fuel Free Zone (10 m from buildings)
1. A fuel free zone should be created around all homes and outbuildings. the
fuel free zone should extend 10 m from the structure, or further if the
terrain is sloped.
2. The following guidelines should be considered:
a. There should be enough defensible space to protect buildings from
approaching wildfire and to reduce the potential for a building fire
spreading to the wildland.
b. Annual grasses within 10 m of buildings should be mowed to a
height of 10 cm or less and watered regularly during the summer
months.
c. Surface litter and downed trees should be removed regularly.
d. Dead, and dying trees should be removed.
e. Structures at the top of a slope will need a minimum of 30 m of
defensible space.
f. Vegetation within this zone should be of a fire-resistant species
g. Trees within this zone should be pruned to a height of 2 to 3 m and
not overhang the house or porch.
h. Remove all piled debris (firewood, building materials, and other
combustible material) outside of the fuel free zone.
i. Defensible space should be provided by the developer and
maintained by the property owner.
j. Community Strata rules should enforce the maintenance of this
zone.
Priority Zone 2-Fuel Reduction Zone (10 to 30 m from buildings)
Fuel modification in this zone should include thinning and pruning to create an
environment that will not support a high intensity crown fire.
A surface fire may occur in this zone but it will be of low intensity and easily
suppressed. Guidelines for this zone are as follows:
1. Actions in this zone should be oriented towards fuel reduction rather than
removal.
2. Deciduous composition in the overstory should be promoted (i.e. Deciduous
species should not be thinned out).
3. This zone should be extended as slope increases. The 20 m concentric
distance from the boundary with priority zone 1 should be corrected for
slope.
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4. Thin trees for two tree lengths from buildings.
5. Treatments within this zone will include thinning of the canopy, thinning the
understory and pruning lower branches
6. Leaf trees should be the largest on site and canopy heights should be pruned
to a height of 2 to 3 m.
7. Remove all dead and dying trees.
8. Dispose of all slash created by treatments through pile and burning or
removal from the site.
9. This zone should be constructed by the developer and maintained by the
property owner.
10.Community strata rules should enforce the maintenance of this zone.
Priority Zone 3-Fuel Reduction and Conversion (30 to 100 m from buildings)
The strategies for this zone are similar to those of priority zone 2 with the distance
being slope dependent. This environment should be one that does not support a
high-intensity crown fire. A surface fire may occur, but it will be of low intensity and
easily extinguished. Vegetation management should concentrate on vegetation
conversion and reduction rather than removal. The following are guidelines for this
zone:
1. Fuel management in this zone should only be undertaken if there are high
hazard levels from heavy continuous fuels and steep topography.
2. Deciduous species should be promoted.
3. On sloped terrain, the width of this zone will need to be corrected for slope
distance.
4. Thinning and pruning - this zone should be constructed by the developer and
maintained by the property owner.
5. Community Strata rules should enforce the maintenance of this zone.
Buildings and construction
During an interface fire, homes usually burn down as a result of burning embers
landing on and igniting the roof. Alternatively, embers land on or in a nearby bush,
tree or woodpile and, if the resulting fire is near the home, the walls of the home
will ignite through radiant heat.
Small fires in the yard can also spread towards the home and beneath porches or
under homes. Therefore, the building material and construction techniques are a
paramount concern for homes in the WUI.
The Firesmart manual provides guidelines for safer construction methods. These
include materials, building techniques and maintenance. The following is a
summary of these construction and landscaping specifications that should be
incorporated into the design guidelines for building on site.
Roofs
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1. Use only fire retardant material(Class A materials) on roofs; and
2. Keep roofs clean of all combustible material.
Wood or solid fuel fired chimneys
1. All chimneys should have approved spark arrestors(securely attached and
made of 12-gauge welded or woven wire mess screen with mesh opening of
less than 12 mm);
2. Chimney outlets should have at least 3 meters clearance from all vegetation
and obstructions; and
3. Chimney outlets should be 0.6 m higher than any part of the roof within 3
meters.
Siding
1. Siding should be predominantly fire resistant material; and
2. Siding should extend from the ground level to the roofline.
Windows and Door Glazing; Eaves, Vents and Openings
1. Remove vegetation from within 10 meters of glazed openings unless there
are solid shutters to cover the glazing;
2. All eaves, attics, and underfloor openings need solid, non-flammable
protective covers; and
3. Laminated glass and 20 minute rated door assemblies should be used on
building surfaces facing the forest interface.
Balcony, Decks and Porches
1. Deck surface material should be made of predominantly non-combustible or
fire-resistant materials such as wood composite products;
2. Slotted deck surface allow needle litter to accumulate beneath the deck.
3. Provide access to this space to allow for removal of this debris.
Guidelines during Construction
1. During construction of houses, all waste construction materials including
brush and land clearing debris needs to be cleaned up on a regular basis to
minimize the potential risk.
2. No combustible materials should be left at the completion of construction;
3. Prior to construction of any wood frame buildings, there must be fire
hydrants within operating range.
Landscaping
The majority of high risk fuels are planned to be cleared for the construction of
buildings and associated infrastructure. It is important to plan landscaping to
ensure that adequate defensible spaces are maintained adjacent to all structures in
the long term.
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All areas to be landscaped within 20 meters of buildings should adhere to the
following guidelines:
1. All flammable trees and shrubs growing within 20 meters of any structures
should be removed and replaced with fire resistant species.
2. The most flammable species include those that accumulate dead foliage and
branches and have a high content of oils and resin.
3. Characteristics of fire resistant species to be replanted include the following:
a. Deciduous species;
b. Low growing plants;
c. Plants with thick woody stems;
d. Plants that accumulate low amounts of dead vegetation;
e. Plants with low resin content (deciduousspecies); and
f. Plants that retain high moisture content.
Utilities- Electric and Gas
Overhead transmission and distribution lines are a major ignition risk. Falling trees
or branches can knock a power line to the ground, where it will remain charged and
potentially start a fire. Primary distribution lines are the most problematic as they
are remote and difficult to inspect and maintain.
1. Secondary lines contain less voltage but are more susceptible to being
overgrown by vegetation, which can lead to arcing and ignition. Underground
power lines are the most Firesafe.
2. When planning new developments, underground power line systems should
be considered. Where such a system is not feasible, overhead utility lines
should have a clearance of at least 3 m from vegetation.
3. Propane tanks surrounded by vegetation are potential hazards. Combustion
adjacent to these tanks could increase the internal pressure causing the tank
to vent through a relief valve. The resulting fire can be one of a high
intensity and with the potential to destroy adjacent buildings.
4. Hence, when positioning tanks, the relief valves should point away from
buildings. Faulty relief valves will not allow pressure to discharge resulting in
a boiling liquid explosion dangerous to those within 300 m.
5. Propane tanks should have surrounding vegetation cleared for at least 3 m in
all directions.
6. Tanks should be located at least 10 m from any building.
7. Future development around the tank should respect this distance and be
monitored by the development strata.
Home Sprinkler systems
When designing new developments, particularly those in remote locations some
distance from emergency services, some consideration should be given to the
installation of underground sprinkler systems.
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1. These systems can serve as both a method of irrigation as well as an
interface suppression tool.
2. Sprinklers can be located on the rooftops of homes and outbuildings. In the
event of a wildfire, the sprinklers would be engaged and would increase the
relative humidity around the house as well as increase the fuel moisture
content of any fuel adjacent to the home resulting in lower flammability and
fire behavior potential.
3. Rooftop sprinklers are also recommended for homes in the interface that do
not have fire resistant roofing or siding.
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